This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
4-bedroom, 2-bathroom house of 96 m², built in 1982, energy rating D. Located on rua de Olivença, 25, Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. Noteworthy Features: This property boasts a balcony that enhances outdoor living space and is situated in a central area with vibrant local amenities and excellent public transport access.
The valuation. The asking price of €375,000 exceeds the fair value of €334,885 by €40,115, indicating that the property is overpriced by 12.0%. This discrepancy suggests that potential buyers may need to negotiate down significantly for a worthwhile investment.
Fair value modelled at €334,885 from 6 comparable sales in the area. Asking €375,000 sits €40,115 (12.0%) above — overpriced versus fair value.
Asking €375,000 versus the rua de Olivença, 25 area baseline of €378,401 (€3,942/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €378,401, adjusted for condition and micro-location, gives a modelled fair value of €334,885 (€3,488/m²), a €40,115 (12.0%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Olivença, 25 | Subject | €375,000 | €3,906 | — | 50 | 82 |
| travessa da Areosa | Active | €435,000 | €3,783 | 3.2% | 72 | 70 |
| Santa Marinha e São Pedro da Afurada · 5e61dd | Active | €485,000 | €2,694 | 31.0% | 70 | 75 |
| rua Barao Nova Sintra | Active | €330,000 | €3,667 | 6.1% | — | 78 |
| rua da Senhora das Verdades | Active | €395,000 | €4,389 | 12.4% | — | 74 |
| Median comp | €415,000 | €3,725 | 4.6% | 71 | 75 |
Long-term rental Given the gap of 12.0% between listing price and fair value, this property is overpriced for long-term rental investment, especially considering its condition rating of 55/100. While the strong neighborhood score of 82/100 indicates decent tenant quality, the investment does not meet the criteria for favorable return potential. Short-term vacation rental While short-term vacation rentals in central Porto may generally attract tourists due to proximity to attractions, this property’s 5.3% gross yield does not justify its €375,000 listing price when valued at €334,885. The property’s condition rating further suggests that potential guests may not have a satisfactory experience, impacting occupancy rates negatively. Buy-and-hold Investing in this property as a buy-and-hold strategy appears ill-advised, given its current overvaluation and fair value of just €334,885. With urban density providing stable market demand, the property does not represent a sound investment opportunity due to its higher asking price compared to intrinsic value.
Tenant turnover risk A tenant stability score of 78/100 indicates a moderate likelihood of tenant turnover, which could lead to increased costs associated with vacancy and re-leasing.
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